Data-quality note: 4 fields on this guide are unverified or pending Zac's direct input — see "Sources & gaps" at the bottom of this page for the full list.
Penang Island
Bayan Mutiara
Newer Bayan Lepas premium sub-corridor — direct LRT alignment.
Condo PSF
RM 611–883
Avg Yield
4%
Avg Rent (condo)
RM 2,800
Active projects
2
Character
Higher-end sub-corridor within Bayan Lepas — newer high-rise developments, often dual-key or commercial-title. Two confirmed LRT Mutiara Line stations (Bukit Jambul + Sungai Nibong) within the catchment.
Lifestyle scorecard
Zac's honest 1–10 rating across the dimensions buyers care about most.
✅ Pros
- Two confirmed LRT stations within catchment
- Newer/modern stock
- Tech corridor employment driver
⚠️ Cons
- Mix of commercial-title can affect resale
- PWC restart adds supply pressure
- Higher PSF than wider Bayan Lepas
Transaction benchmark
Project-level transactions trailing 12 months; locality aggregate not cleanly separated from Bayan LepasCondo PSF (low)
RM 611
Condo PSF (high)
RM 883
Sample
Project anchors only (Bayan Mutiara is a sub-locality of Bayan Lepas in Brickz; not a separate aggregate)
Bayan Mutiara is the seafront sub-locality of Bayan Lepas, primarily anchored by Asia Green's Quay West Residence and The Zen / Zen 6 plus PWC/Penang World City reclamation. Anchors: QuayWest Residence launch from RM700/sf, recent duplex transaction RM1.75m / 1,980 sf = ~RM883/sf; The Zen 850-sf units listed RM520k-RM535k = RM611-RM629/sf. Setia Pulau Mutiara (adjacent landed) RM747/sf, RM1.134m median across 10 transactions Jan-Dec 2025.
Sources
- www.propertyguru.com.my/condo/quaywest-residence-6389
- www.starproperty.my/insight/6366/quaywest-residence
- www.penangpropertysale.com/properties/sale/penang-island/bayan-lepas/condo/the-zen-gelugor-850sf-original-condition-seaview-2-car-park-key-here
- www.brickz.my/transactions/residential/penang/bayan-lepas/setia-pulau-mutiara/landed
For unit-by-unit recent transactions on any specific Bayan Mutiara project, ask Zac for the latest →
📈 What to watch over the next 3 years
Verifiable upcoming events from named, dated announcements — not price speculation.
- Penang World City (PWC) — 102.65 acres at Bayan Mutiara, RM10 billion masterplan — is being restructured under Mutiara Metropolis Sdn Bhd (formerly Tropicana Ivory) after the 2018 MBI collapse. AMLA officers placed on Hemat Tuah board May 2025; reclamation contractor is China Communications Construction Company. Mutiara Metropolis has an upcoming 326-unit serviced apartment + 20-unit commercial shopoffice launch; Asia Green plans The Pier (934 serviced apartments + 64 shopoffices). Progress described as 'glacial' by The Edge.
- A 39-storey serviced residence at Bayan Mutiara has been proposed (Bayan Suite by Mutiara Biopolis Developments — 326 residential units, 7-storey car park podium, adjacent to Tun Dr Lim Chong Eu Expressway).
- Mutiara LRT Line directly serves Bayan Lepas with 8 stations (Silicon Island/PSR-A, Permatang Damar Laut, Penang International Airport, Sungai Tiram, FIZ Selatan/South, FIZ, Jalan Tengah, SPICE, Bukit Jambul). Major traffic diversions began early 2026; airport station is one of the two most advanced sites; line completion December 2031. Bayan Mutiara catchment will be served primarily via Bukit Jambul (S09) and Sungai Nibong (S10) stations.
Sources (6)
- theedgemalaysia.com/node/768106
- theedgemalaysia.com/node/766211
- en.wikipedia.org/wiki/Mutiara_line
- laluanmutiara.mymrt.com.my/lrt-mutiara-line
- www.malaymail.com/news/malaysia/2025/10/02/penang-lrt-mutiara-line-major-traffic-diversion-in-bayan-lepas-to-start-in-early-2026/193135
- www.thestar.com.my/metro/metro-news/2026/05/29/steady-progress-on-mutiara-lrt
Projects in Bayan Mutiara
2 selling · 0 upcoming · 2 completed
Selling now & under construction
Hero photo: Wikimedia Commons (verify uploader) · CC-BY-SA-4.0 (verify)
Sources & data gaps (4)
Honest list of what couldn't be verified from public sources for this area (research completed 2026-06-24). These need Zac's direct input.
- •Bayan Mutiara is not a separate Brickz locality; project-level anchors used.
- •Penang World City completion timeline not in any official developer source — describe as in restructuring with named launches pipeline only.
- •No closest-station distance figure published for QuayWest to Bukit Jambul / Sungai Nibong LRT stations — implied from Tun Dr Lim Chong Eu Expressway alignment only.
- •Reddit r/penang and Lowyat threads with substantive Bayan-Mutiara-specific buyer questions did not surface; general Bayan Lepas threads cite traffic and pollution.